1406 SW 9th Ave · Amarillo, TX 79101

$65,000

3 bd · 1.0 ba · 804 sqft · SingleFamily public records · 228 Days on market

Built 1925 8,799 sqft lot

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable starter or investment home! Located in historic Bivins near downtown activities and restaurants, this 3 bedroom, 1 bath home has off street parking and a storage shed. Large backyard.

Key facts

• Off street parking
• Large backyard
• Storage shed

Tags

• HISTORIC BIVINS
• OFF STREET PARKING
• STORAGE SHED
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($935 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#624 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, schools D, crime F.
• Amarillo ISD (urban): math 44% / reading 41% proficiency, ranked #336 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,214 units permitted in Potter County in 2024 (650 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($449 loan paydown + $916 appreciation (1.4% local appreciation)).
• At projected returns (1.4% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.44% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.55%
• DSCR: 2.05
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 2.39×
• Total profit: $25,246
• Equity at exit: $23,586

10-year hold

• IRR: 28.8%
• Equity multiple: 4.57×
• Total profit: $65,011
• Equity at exit: $32,453

Cash invested: $18,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 79101

• Home prices YoY: 0.8%
• Active inventory: 23
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $935 high
• Mortgage (P&I): −$341
• Tax from tax record: −$13 /mo · $159/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $357

Break-even live

Break-even rent $483

Max offer price $65,000

Occupancy floor 57%

Sensitivity live

Price	-10% $394	-5% $376	+0% $357	+5% $339	+10% $320
Rent	-10% $283	-5% $320	+0% $357	+5% $394	+10% $431
Rate	-1.0pp $390	-0.5pp $374	base $357	+0.5pp $340	+1.0pp $323

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2306 SW 8th Ave Unit 2 Amarillo, TX	2.0	1.0	700	$950	$1.36	44d	1	0.58mi
2306 SW 8th Ave Amarillo, TX	2.0	1.0	553	$950	$1.72	21d	1	0.58mi
705 S Florida St Amarillo, TX	2.0	1.0	1014	$850	$0.84	21d	1	0.80mi
802 S Kentucky St Amarillo, TX	2.0	1.0	970	$899	$0.93	44d	1	0.87mi
3118 SW 15th Ave Amarillo, TX	2.0–3.0	1.0–2.0	1015	$900	$0.89	14d	17	1.05mi
1008 S Mississippi St Amarillo, TX	3.0	2.0	1061	$1,275	$1.20	21d	1	1.12mi
108 N Florida St Amarillo, TX	2.0	1.0	960	$800	$0.83	21d	1	1.14mi
406 S Tennessee St Amarillo, TX	2.0	1.0	837	$895	$1.07	21d	1	1.33mi

Listing history 17 events

1. 2026-06-18
   days on market $65,000 Active 228 DOM
2. 2026-06-17
   days on market $65,000 Active 227 DOM
3. 2026-06-16
   days on market $65,000 Active 226 DOM
4. 2026-06-15
   days on market $65,000 Active 225 DOM
5. 2026-06-14
   days on market $65,000 Active 223 DOM
6. 2026-06-13
   days on market $65,000 Active 222 DOM
7. 2026-06-10
   days on market $65,000 Active 220 DOM
8. 2026-06-09
   days on market $65,000 Active 219 DOM
9. 2026-06-08
   days on market $65,000 Active 218 DOM
10. 2026-06-07
    days on market $65,000 Active 217 DOM
11. 2026-06-03
    days on market $65,000 Active 213 DOM
12. 2026-06-02
    days on market $65,000 Active 212 DOM
13. 2026-06-01
    days on market $65,000 Active 211 DOM
14. 2026-05-31
    days on market $65,000 Active 210 DOM
15. 2026-05-30
    days on market $65,000 Active 209 DOM
16. 2025-11-03
    listed $65,000 Active 195-char remark

    Show marketing remark (195 chars)

    Affordable starter or investment home! Located in historic Bivins near downtown activities and restaurants, this 3 bedroom, 1 bath home has off street parking and a storage shed. Large backyard.

17. 2007-01-03
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $159 · $13/mo
• Projected year-2 tax: $1,190 · $99/mo
• Expected delta: +$1,030/yr (+$86/mo · 648.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,215
• − Mortgage interest: −$3,641
• − Property taxes: −$159
• − Insurance: −$325
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$1,891
• Taxable income: $3,405
• Est. tax owed @ 24.0%: −$817
• After-tax cash flow: $3,469/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Amarillo ISD
• NCES district ID: 4808130
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 41% ▼ -3.00%
• Median HH income: $43,478
• Composite: 35.96/100
• National rank: #4798
• State rank: #336 of 826 in TX

Livability — Amarillo

• Score: 66/100
• State rank: #624
• US rank: #11876

Category grades

Amenities C- Commute F Cost of living A+ Crime F Employment C Housing A+ Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amarillo, TX
• City population: 185,802
• Population (ZIP): 2,458

Population outlook (Potter County) Hauer SSP2

• Today (2025): 121,296 people
• By 2030: 120,883 · -0.3%
• By 2040: 119,668 · -1.3%
• By 2050: 117,788 · -2.9%
• By 2075: 110,250 · -9.1%
• By 2100: 92,923 · -23.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 24% Two or more races 11% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Lithuanian 5% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Asian/Pacific 2%

Political lean MEDSL · Potter

• 2024 margin: Solid R (+44.4) · D 27.3% · R 71.7% · Other 1.1%
• 2008→2024 swing: -5.0pp toward R · 2008: -39.4pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+38.7 2016: R+41.9 2012: R+44.6 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.41%
• Current HPI: 173.3766
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

2 events — show timeline

• 2025-11-03 Listed $65,000 AARMLS
• 2007-01-03 Sold (Public Records) — Public Records

Property tax history

-6.0%/yr

Latest (2025): $159 · +2.0% YoY. Source: county tax records.